77748 Red Pine Rd · Birch Hill, WI 54559

$79,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 217 Days on market

Built 1960 0.44 ac lot Est $65k · 23% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

77748 Red Pine Road ? Odanah, WI 3 Bed | 1 Bath | Single-Level Living | Wheelchair Accessible This solid three-bedroom, one-bath home is located on the Bad River Reservation, offering an excellent housing opportunity for a tribal member of the Lake Superior Band of Chippewa. The property sits on leased tribal land, with lease transfer subject to approval by the U. S. Bureau of Indian Affairs. The home features a gently sloping wheelchair-accessible ramp, making entry easy and comfortable. Inside, the main living area has been updated with new luxury vinyl plank flooring, and the recently remodeled bathroom now includes an easy step-in shower for convenience and safety. Large windows brighten the space with natural light. Outdoors, a full fenced backyard provides privacy, safety, and room for pets, gardening, or simply enjoying the quiet wooded setting. Additional highlights include mature trees surrounding the property and a firepit for evenings under the stars. This property offers a unique opportunity for tribal members seeking a welcoming, move-in-ready home with thoughtful updates and an excellent location within the reservation.

Key facts

• 0.44 acre lot
• Built 1960
• Listed 217 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#558 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: commute D, health & safety D, schools F.
• Ashland School District (town): math 16% / reading 30% proficiency, ranked #325 of 342 in WI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 30 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ashland County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $64,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77748 Red Pine Rd	0.00mi	3/1.0	1,100 (0%)	1mo	$65,000	$59	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.22×
• Total profit: $27,318
• Equity at exit: $35,926

10-year hold

• IRR: 22.5%
• Equity multiple: 4.24×
• Total profit: $72,510
• Equity at exit: $55,367

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 54559

• Active inventory: 7
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $278

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 69%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-16
   status Pending 1152-char remark

   Show marketing remark (1152 chars)

   77748 Red Pine Road ? Odanah, WI 3 Bed | 1 Bath | Single-Level Living | Wheelchair Accessible This solid three-bedroom, one-bath home is located on the Bad River Reservation, offering an excellent housing opportunity for a tribal member of the Lake Superior Band of Chippewa. The property sits on leased tribal land, with lease transfer subject to approval by the U. S. Bureau of Indian Affairs. The home features a gently sloping wheelchair-accessible ramp, making entry easy and comfortable. Inside, the main living area has been updated with new luxury vinyl plank flooring, and the recently remodeled bathroom now includes an easy step-in shower for convenience and safety. Large windows brighten the space with natural light. Outdoors, a full fenced backyard provides privacy, safety, and room for pets, gardening, or simply enjoying the quiet wooded setting. Additional highlights include mature trees surrounding the property and a firepit for evenings under the stars. This property offers a unique opportunity for tribal members seeking a welcoming, move-in-ready home with thoughtful updates and an excellent location within the reservation.

2. 2026-04-16
   status Pending 1152-char remark

   Show marketing remark (1152 chars)

   77748 Red Pine Road ? Odanah, WI 3 Bed | 1 Bath | Single-Level Living | Wheelchair Accessible This solid three-bedroom, one-bath home is located on the Bad River Reservation, offering an excellent housing opportunity for a tribal member of the Lake Superior Band of Chippewa. The property sits on leased tribal land, with lease transfer subject to approval by the U. S. Bureau of Indian Affairs. The home features a gently sloping wheelchair-accessible ramp, making entry easy and comfortable. Inside, the main living area has been updated with new luxury vinyl plank flooring, and the recently remodeled bathroom now includes an easy step-in shower for convenience and safety. Large windows brighten the space with natural light. Outdoors, a full fenced backyard provides privacy, safety, and room for pets, gardening, or simply enjoying the quiet wooded setting. Additional highlights include mature trees surrounding the property and a firepit for evenings under the stars. This property offers a unique opportunity for tribal members seeking a welcoming, move-in-ready home with thoughtful updates and an excellent location within the reservation.

3. 2025-09-12
   listed $79,900 Active 1152-char remark

   Show marketing remark (1152 chars)

   77748 Red Pine Road ? Odanah, WI 3 Bed | 1 Bath | Single-Level Living | Wheelchair Accessible This solid three-bedroom, one-bath home is located on the Bad River Reservation, offering an excellent housing opportunity for a tribal member of the Lake Superior Band of Chippewa. The property sits on leased tribal land, with lease transfer subject to approval by the U. S. Bureau of Indian Affairs. The home features a gently sloping wheelchair-accessible ramp, making entry easy and comfortable. Inside, the main living area has been updated with new luxury vinyl plank flooring, and the recently remodeled bathroom now includes an easy step-in shower for convenience and safety. Large windows brighten the space with natural light. Outdoors, a full fenced backyard provides privacy, safety, and room for pets, gardening, or simply enjoying the quiet wooded setting. Additional highlights include mature trees surrounding the property and a firepit for evenings under the stars. This property offers a unique opportunity for tribal members seeking a welcoming, move-in-ready home with thoughtful updates and an excellent location within the reservation.

4. 2025-09-12
   listed $79,900 Active 1152-char remark

   Show marketing remark (1152 chars)

   77748 Red Pine Road ? Odanah, WI 3 Bed | 1 Bath | Single-Level Living | Wheelchair Accessible This solid three-bedroom, one-bath home is located on the Bad River Reservation, offering an excellent housing opportunity for a tribal member of the Lake Superior Band of Chippewa. The property sits on leased tribal land, with lease transfer subject to approval by the U. S. Bureau of Indian Affairs. The home features a gently sloping wheelchair-accessible ramp, making entry easy and comfortable. Inside, the main living area has been updated with new luxury vinyl plank flooring, and the recently remodeled bathroom now includes an easy step-in shower for convenience and safety. Large windows brighten the space with natural light. Outdoors, a full fenced backyard provides privacy, safety, and room for pets, gardening, or simply enjoying the quiet wooded setting. Additional highlights include mature trees surrounding the property and a firepit for evenings under the stars. This property offers a unique opportunity for tribal members seeking a welcoming, move-in-ready home with thoughtful updates and an excellent location within the reservation.

5. 2025-08-30
   historical $79,900 1152-char remark

   Show marketing remark (1152 chars)

   77748 Red Pine Road ? Odanah, WI 3 Bed | 1 Bath | Single-Level Living | Wheelchair Accessible This solid three-bedroom, one-bath home is located on the Bad River Reservation, offering an excellent housing opportunity for a tribal member of the Lake Superior Band of Chippewa. The property sits on leased tribal land, with lease transfer subject to approval by the U. S. Bureau of Indian Affairs. The home features a gently sloping wheelchair-accessible ramp, making entry easy and comfortable. Inside, the main living area has been updated with new luxury vinyl plank flooring, and the recently remodeled bathroom now includes an easy step-in shower for convenience and safety. Large windows brighten the space with natural light. Outdoors, a full fenced backyard provides privacy, safety, and room for pets, gardening, or simply enjoying the quiet wooded setting. Additional highlights include mature trees surrounding the property and a firepit for evenings under the stars. This property offers a unique opportunity for tribal members seeking a welcoming, move-in-ready home with thoughtful updates and an excellent location within the reservation.

6. 2025-08-29
   historical $79,900 1152-char remark

   Show marketing remark (1152 chars)

   77748 Red Pine Road ? Odanah, WI 3 Bed | 1 Bath | Single-Level Living | Wheelchair Accessible This solid three-bedroom, one-bath home is located on the Bad River Reservation, offering an excellent housing opportunity for a tribal member of the Lake Superior Band of Chippewa. The property sits on leased tribal land, with lease transfer subject to approval by the U. S. Bureau of Indian Affairs. The home features a gently sloping wheelchair-accessible ramp, making entry easy and comfortable. Inside, the main living area has been updated with new luxury vinyl plank flooring, and the recently remodeled bathroom now includes an easy step-in shower for convenience and safety. Large windows brighten the space with natural light. Outdoors, a full fenced backyard provides privacy, safety, and room for pets, gardening, or simply enjoying the quiet wooded setting. Additional highlights include mature trees surrounding the property and a firepit for evenings under the stars. This property offers a unique opportunity for tribal members seeking a welcoming, move-in-ready home with thoughtful updates and an excellent location within the reservation.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,603
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,324
• Taxable income: $2,189
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $2,805/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ashland School District
• NCES district ID: 5500510
• Math proficiency: 16% ▼ -16.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $40,114
• Composite: 19.4/100
• National rank: #8782
• State rank: #325 of 342 in WI

Livability — Birch Hill

• Score: 64/100
• State rank: #558
• US rank: #14247

Category grades

Amenities F Commute D Cost of living A+ Crime A Employment C+ Housing B Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birch Hill, WI
• Population (ZIP): 855

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 15,204 people
• By 2030: 14,639 · -3.7%
• By 2040: 13,198 · -13.2%
• By 2050: 11,841 · -22.1%
• By 2075: 9,755 · -35.8%
• By 2100: 8,675 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 59% Native American 35% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 6% Romanian 6% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Ashland

• 2024 margin: Toss-up / Even · D 51.6% · R 46.9% · Other 1.5%
• 2008→2024 swing: -32.4pp toward R · 2008: 37.1pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+11.0 2016: D+8.9 2012: D+30.8 2008: D+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

+0.0% since first listed

6 events — show timeline

• 2026-04-16 Pending — LSAR
• 2026-04-16 Pending — SAAR
• 2025-09-12 Listed $79,900 LSAR
• 2025-09-12 Listed $79,900 SAAR
• 2025-08-30 Coming Soon $79,900 LSAR
• 2025-08-29 Coming Soon $79,900 SAAR